Hi,
Brand new at this. We have just found a property near Ipswich that we are interested in buying, it needs some things finished off (painting inside, kitchen installed, floors polished) BUT the biggest concern is the ceiling. The current owner builders have installed an iron ceiling that we would need to replace. We also need roof insulation. My questions are:
1. Can anyone give me an idea how much per square meter a new ceiling is? Does a builder do ceilings or a plasterer?
2. Could we put roof insulation in first, and tolerate the terrible ceiling till we can afford to replace it OR do we need to replace the ceiling before putting the bats in?
3. Should we paint the walls before polishing the hardwood floors (will get someone in to do the floors, but we are planning on doing the painting ourselves) or vice versa? We are keen to move into the property asap, and I assume it is easier to paint while living in a property as compared to trying to move furniture around to get the floors polished.
Any help would be very much appreciated – am clearly a novice!
K
Hi, I'm a plasterer by trade,
First of all, if the Iron is directly fitted to the Rafters then you will need to Install Ceiling battens before the gyprock sheets can go on. which is probably the case.
Also you will need to have cornice installed after the ceiling has been fixed and set.
A plasterer will do all of the above work (Except remove the Iron) you would probably find some builders that would do it but I would highly reccomend you not to do that (Even if they say they know what they are doing) Plastering is not one of those jobs that you can just do yourself. It takes a high level of skill that can only be attained by years of practice and learning from a master tradesman to produce a high quality job.
Do a little bit of research first before you pick a tradesman to do your work, as there is a vast amout of bad tradesmen out there, remember if you don't have to wait for them to do your job and they are cheap, then that is probably a bad indication.
If there is a speciality plaster shop in Ipswich eg: Boral, Lafarge (The place where tradesmen plasterers get there materials) you could probably go there and ask them who has a good reputation for qualty work in the area
Preferably I would wait untill the ceiling and cornice is completed before doing any painting, then follow by the timber floors.
You didn't indicate the size of the job and how many ceilings need to be done but a very rough estimate would be $2500+
Normal plaster rates are $8.00+ sq metre pluss extras on new homes, which would work out as $57.60 per 6m sheet of gyprock pluss GST (this covers setting compounds and labour but not the gyprock) About another $5 sq would need to be added for the price of supplying gyprock which would come to $13+ sq
Renovation type jobs usually attract higher and more random prices because of the fact the jobs are not straight foward compared to new house construction.
I hope this has helped.
Thank you so very much, that is a huge help. I think yes that the iron is directly fitted to the rafters, so battens will need to be installed. We will know if we get the property at auction this weekend, then head into a plaster shop…..
Thank you again.
Hi,
I have bought a prop in Perth (SOR) and there are many visible cracks in the ceiling of one room. Room size about 3X4m. Can anybody give a rough idea how much will it cost to remove old one and replace a new ceiling? We can do painting on it because we need to paint house.
ThanksYou mentioned ceiling insulation in the subject line – You want to look into the government rebate on ceiling insulation. I posted a topic in heads up on it . Got no idea how much ceiling would cost probably go to bunnings and get plaster board price and work out how many sheets you would need for the area.
The answer for first is,the builder can provide both ceiling or plaster according to you.I think changing the ceiling is more suitable.
Secondly apply roof insulation in all the ceiling walls without any other option.
Thirdly,polish all the wooden and then start painting.
Thanks
Government InsulationI would recommend a ceiling specialist. Do a google search and you will find one. I used a local guy here on the Sunshine Coast who was brilliant.
I'd recommend you to search for specialists who can provide you a very close bid. You may find local contractors or find them on Google.
Yet, if you want a recommendation, I might be of help somehow.
When I was building my ceiling, I used http://www.getproquotes.com alongside with other websites to get quotes. And their one was the best. So, I had chosen them. You may find more of this in their websites: http://www.getproquotes.com/prices-and-costs/ceiling-costs.php
Simply try getting a quote from them. Hopefully they can satisfy you. Feel free to contact me if you want to know more about them.
vsdabhi wrote:Hi,
I have bought a prop in Perth (SOR) and there are many visible cracks in the ceiling of one room. Room size about 3X4m. Can anybody give a rough idea how much will it cost to remove old one and replace a new ceiling? We can do painting on it because we need to paint house.
ThanksI wouldnt worry about cracks unless they are major- just paint over them and get the painter to patch them with whatever they recommend. I cant see a tenant caring that there a few minor cracks in a ceiling.
I would also get up into the ceiling to have a look at what is causing it to see if there is a major problem.
Cheers,
Luke
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